State rental market analysis · CA
California rental markets
348 tracked cities over 20,000 population, 296 ranked and summarized by their median Overall. Every number traces to Census, Zillow and BLS. All states ranked →
Browse every California ZIP Code area → · the full server-rendered index for this state.
Part of the Pacific Census division (West region).
32 median Overall
Middle range 23.4 to 48 (25th to 75th percentile of its cities)Median Cash Flow 19.9 · Growth 37.9 · Stability 58.4Ranked #49 of 51 states by median Overall scoredistribution across 296 ranked cities, not a distribution point estimate. As of 2026-07-10
The honest read
California ranks #49 of 51 states for rental investing, with a median Overall of 32/100 across its ranked cities, below the national median. 296 ranked cities roll up into this grade.
A state grade is the median of its ranked cities, a screen for where to look, not underwriting. Open any city below for its full shown-math breakdown, or run a specific deal through the cap rate and cash-flow calculators.
Where it ranks, factor by factor
Every value is the median across the 296 ranked cities in this state. The national rank compares all 51 states on that one factor; the engine already flips inverted factors (affordability, low unemployment) so a better rank always means a better market. Each factor sits in one of the model’s three categories (Cash Flow, Growth, or Stability); this is a representative summary, and the full thirteen-factor breakdown is on each city’s page. Full methodology.
| Factor | Category | State value | National rank |
|---|---|---|---|
| Gross rent yield | Cash Flow | 4.0% | not measured |
| Rent growth | Growth | 3.7% | not measured |
| Home value growth | Growth | 3.8% | not measured |
| Population growth | Growth | 0.1% | not measured |
| Job growth | Growth | 0.5% | not measured |
| Price-to-income | Cash Flow | 9.0× | not measured |
| Unemployment | Stability | 4.7% | not measured |
| Rental demand | Stability | 47% renters · 394.6% vacancy | not measured |
| Income growth | Growth | 6.6% | not measured |
Every city in California, ranked
Led by Tulare at 67/100. Click any column to re-sort; every city links to its full shown-math breakdown.
| CA rank | City | Grade | Cash Flow | Growth | Stability | Typical home value | Gross yield | National rank |
|---|---|---|---|---|---|---|---|---|
| 1 | Tulare | 67 | B | B | B | $359,959 | 6.2% | #104 |
| 2 | Beaumont | 66 | B | B | C | $539,559 | 6.2% | #123 |
| 3 | Adelanto | 66 | B | B | C | $402,246 | 6.3% | #128 |
| 4 | San Jacinto | 66 | B | A | C | $486,127 | 6.6% | #135 |
| 5 | Madera | 66 | B | B | B | $426,523 | 6.2% | #138 |
| 6 | Lincoln | 63 | C | B | B | $645,264 | 5.4% | #205 |
| 7 | Hesperia | 62 | C | B | B | $466,275 | 5.6% | #243 |
| 8 | Menifee | 61 | C | A | C | $586,841 | 6.0% | #267 |
| 9 | Elk Grove | 61 | C | B | B | $634,683 | 5.1% | #280 |
| 10 | Perris | 61 | C | B | C | $548,761 | 6.4% | #283 |
| 11 | Lathrop | 61 | B | B | C | $632,887 | 5.8% | #291 |
| 12 | Victorville | 60 | B | B | C | $438,340 | 6.2% | #303 |
| 13 | Oakley | 60 | B | C | B | $660,649 | 6.0% | #308 |
| 14 | Rancho Cordova | 60 | C | B | B | $535,848 | 5.4% | #317 |
| 15 | Fontana | 60 | C | B | C | $640,652 | 5.9% | #321 |
| 16 | Rialto | 59 | C | B | B | $593,393 | 5.6% | #340 |
| 17 | Lemoore | 59 | B | C | B | $386,855 | 6.3% | #344 |
| 18 | Moreno Valley | 59 | C | B | B | $556,513 | 5.1% | #349 |
| 19 | Porterville | 58 | C | B | B | $332,442 | 5.1% | #372 |
| 20 | Selma | 58 | B | C | C | $364,110 | 7.2% | #377 |
| 21 | Fresno | 58 | C | B | C | $390,993 | 6.0% | #380 |
| 22 | Clovis | 57 | C | B | C | $521,300 | 5.4% | #400 |
| 23 | Los Banos | 57 | C | B | C | $463,701 | 6.1% | #407 |
| 24 | Stockton | 57 | C | B | C | $429,229 | 5.6% | #416 |
| 25 | Riverbank | 57 | C | C | B | $487,457 | 5.1% | #428 |
| 26 | Desert Hot Springs | 57 | C | B | C | $378,683 | 6.4% | #429 |
| 27 | Roseville | 57 | C | B | C | $651,227 | 4.8% | #432 |
| 28 | Tracy | 56 | C | B | C | $679,447 | 4.9% | #456 |
| 29 | Hanford | 56 | B | C | B | $385,755 | 6.2% | #474 |
| 30 | Woodland | 56 | C | C | B | $555,155 | 5.3% | #480 |
| 31 med | Delano | 56 | C | C | B | $335,883 | 4.9% | #491 |
| 32 | Pittsburg | 55 | C | C | B | $566,408 | 5.1% | #505 |
| 33 med | Corcoran | 55 | B | C | B | $268,621 | 5.5% | #511 |
| 34 | Bakersfield | 55 | C | C | C | $391,030 | 5.8% | #518 |
| 35 | Barstow | 55 | C | B | C | $266,998 | 5.9% | #531 |
| 36 | Merced | 55 | C | B | D | $397,570 | 6.2% | #532 |
| 37 | Modesto | 55 | C | C | C | $447,153 | 5.4% | #534 |
| 38 | Yucca Valley | 55 | C | C | C | $360,437 | 6.2% | #539 |
| 39 | Ceres | 54 | C | C | B | $456,636 | 5.2% | #546 |
| 40 | Apple Valley | 54 | C | C | B | $435,609 | 5.1% | #550 |
| 41 | Hollister | 54 | D | B | B | $767,301 | 4.6% | #551 |
| 42 | Rocklin | 54 | D | B | B | $696,194 | 4.3% | #555 |
| 43 | San Bernardino | 54 | D | B | B | $495,055 | 4.9% | #556 |
| 44 | Visalia | 54 | C | B | D | $401,379 | 5.5% | #561 |
| 45 | Highland | 54 | C | C | B | $542,040 | 5.8% | #573 |
| 46 med | Dinuba | 53 | C | B | C | $359,677 | 5.1% | #596 |
| 47 | Antioch | 53 | C | C | B | $595,248 | 5.4% | #630 |
| 48 | Jurupa Valley | 53 | D | B | B | $678,444 | 4.6% | #639 |
| 49 | Sacramento | 52 | C | B | C | $480,488 | 5.2% | #650 |
| 50 | Sanger | 52 | C | B | C | $416,982 | 4.8% | #666 |
| 51 | Vacaville | 52 | C | C | B | $607,747 | 5.1% | #670 |
| 52 | Ontario | 52 | D | B | B | $671,649 | 4.7% | #672 |
| 53 | Hemet | 51 | D | B | C | $447,218 | 5.1% | #684 |
| 54 | Manteca | 51 | C | B | D | $581,224 | 5.4% | #690 |
| 55 | Lodi | 51 | C | B | C | $515,002 | 5.1% | #696 |
| 56 | Brentwood | 51 | C | C | C | $794,713 | 5.2% | #725 |
| 57 | Yuba City | 51 | C | C | B | $445,145 | 5.5% | #736 |
| 58 | Chino | 50 | C | B | C | $755,615 | 5.3% | #751 |
| 59 | Redlands | 50 | D | B | C | $639,363 | 4.6% | #758 |
| 60 | Eastvale | 50 | D | B | C | $942,542 | 4.6% | #760 |
| 61 med | Imperial | 50 | C | C | C | $445,376 | 4.9% | #761 |
| 62 | Folsom | 50 | D | B | C | $763,818 | 4.2% | #781 |
| 63 | Montclair | 50 | D | C | B | $661,144 | 5.2% | #782 |
| 64 | Lake Elsinore | 49 | C | A | D | $589,630 | 4.9% | #828 |
| 65 | Fairfield | 49 | C | C | B | $605,863 | 4.8% | #831 |
| 66 | Atwater | 49 | D | C | B | $425,295 | 4.6% | #839 |
| 67 | Oakdale | 49 | D | C | B | $558,603 | 4.6% | #841 |
| 68 | Suisun City | 49 | B | D | B | $533,477 | 6.1% | #850 |
| 69 | Twentynine Palms | 49 | B | C | D | $252,058 | 6.8% | #851 |
| 70 | Murrieta | 48 | D | C | C | $694,424 | 4.6% | #853 |
| 71 | Turlock | 48 | C | C | C | $485,596 | 5.2% | #854 |
| 72 med | Reedley | 48 | D | B | C | $391,683 | 4.6% | #862 |
| 73 med | Coachella | 48 | D | B | C | $432,865 | 3.9% | #872 |
| 74 | Cathedral City | 48 | C | C | D | $480,045 | 5.8% | #873 |
| 75 | Citrus Heights | 48 | D | C | B | $476,900 | 4.8% | #882 |
| 76 med | Shafter | 48 | D | B | D | $387,324 | 4.5% | #883 |
| 77 med | Wasco | 47 | D | B | C | $317,282 | 4.7% | #909 |
| 78 | Riverside | 47 | D | B | C | $650,289 | 4.5% | #920 |
| 79 | Marina | 47 | D | C | B | $871,019 | 4.8% | #929 |
| 80 | Lancaster | 47 | C | C | C | $465,459 | 6.3% | #932 |
| 81 | American Canyon | 46 | C | D | B | $738,626 | 5.0% | #955 |
| 82 | Yucaipa | 46 | D | C | C | $575,716 | 4.5% | #969 |
| 83 | Redding | 46 | C | C | C | $395,544 | 5.1% | #970 |
| 84 | Banning | 46 | D | B | D | $411,599 | 5.1% | #979 |
| 85 | Galt | 46 | C | C | D | $535,863 | 5.7% | #1006 |
| 86 | Colton | 45 | D | C | C | $499,754 | 4.6% | #1020 |
| 87 med | Patterson | 44 | D | B | C | $508,049 | 3.9% | #1068 |
| 88 | Wildomar | 44 | D | B | D | $657,714 | 4.9% | #1078 |
| 89 | Temecula | 44 | D | C | D | $768,913 | 4.7% | #1100 |
| 90 | Santa Maria | 44 | D | C | B | $668,983 | 4.6% | #1107 |
| 91 | Santee | 44 | D | D | B | $795,105 | 4.3% | #1111 |
| 92 | Richmond | 43 | D | C | B | $610,065 | 5.1% | #1123 |
| 93 | Brawley | 43 | D | C | C | $365,419 | 3.9% | #1124 |
| 94 | Corona | 43 | D | B | C | $762,969 | 4.2% | #1127 |
| 95 | Chula Vista | 43 | D | C | B | $847,037 | 4.2% | #1130 |
| 96 | Rancho Cucamonga | 43 | D | C | C | $788,806 | 4.3% | #1148 |
| 97 | Palmdale | 43 | C | D | D | $503,499 | 6.5% | #1150 |
| 98 | Vallejo | 42 | C | D | C | $524,543 | 5.0% | #1168 |
| 99 | Palm Desert | 42 | C | B | D | $544,379 | 5.8% | #1179 |
| 100 | San Marcos | 41 | D | C | C | $953,736 | 4.2% | #1231 |
| 101 | Indio | 40 | C | B | F | $512,560 | 5.6% | #1252 |
| 102 | Calexico | 40 | C | D | C | $398,191 | 5.1% | #1259 |
| 103 | Rohnert Park | 40 | D | D | B | $713,812 | 4.4% | #1273 |
| 104 | Ridgecrest | 40 | B | D | D | $269,599 | 5.5% | #1274 |
| 105 | West Sacramento | 40 | C | C | D | $529,343 | 5.1% | #1282 |
| 106 | Lemon Grove | 40 | D | C | B | $761,919 | 4.2% | #1284 |
| 107 | Hercules | 40 | C | D | C | $743,984 | 5.0% | #1287 |
| 108 | San Pablo | 40 | D | C | C | $561,356 | 4.6% | #1290 |
| 109 | Upland | 39 | F | B | B | $823,319 | 3.5% | #1302 |
| 110 | Stanton | 39 | F | C | B | $797,423 | 4.0% | #1328 |
| 111 | Salinas | 39 | D | C | B | $753,868 | 3.9% | #1330 |
| 112 | Gilroy | 38 | F | C | B | $1,052,956 | 3.7% | #1338 |
| 113 | Duarte | 38 | D | C | C | $797,218 | 4.2% | #1345 |
| 114 | Imperial Beach | 38 | D | C | B | $844,131 | 4.2% | #1351 |
| 115 | El Centro | 38 | D | D | C | $396,150 | 4.9% | #1381 |
| 116 | Lakewood | 37 | D | D | B | $882,830 | 4.6% | #1392 |
| 117 | Chino Hills | 37 | F | C | B | $985,223 | 3.7% | #1393 |
| 118 | Aliso Viejo | 37 | D | D | C | $1,005,543 | 4.3% | #1402 |
| 119 | Vista | 37 | F | C | B | $879,716 | 3.7% | #1407 |
| 120 | Paramount | 37 | D | D | B | $654,731 | 5.0% | #1411 |
| 121 | Oceanside | 37 | D | C | C | $874,097 | 4.0% | #1414 |
| 122 | Concord | 37 | D | D | B | $733,409 | 4.3% | #1424 |
| 123 | National City | 37 | D | D | B | $692,459 | 4.2% | #1430 |
| 124 | Dublin | 37 | D | C | C | $1,250,804 | 3.2% | #1431 |
| 125 | Lompoc | 36 | D | D | C | $597,835 | 4.5% | #1437 |
| 126 | Martinez | 36 | D | D | B | $766,182 | 3.9% | #1445 |
| 127 | La Quinta | 36 | D | B | F | $741,874 | 5.8% | #1446 |
| 128 med | Soledad | 36 | D | C | B | $646,952 | 3.4% | #1450 |
| 129 | Oxnard | 36 | D | D | C | $771,743 | 4.5% | #1473 |
| 130 | Windsor | 35 | C | F | C | $798,777 | 5.4% | #1506 |
| 131 | Loma Linda | 35 | D | B | D | $642,341 | 4.5% | #1509 |
| 132 | Santa Rosa | 35 | D | D | B | $715,976 | 4.3% | #1513 |
| 133 | Escondido | 34 | F | C | B | $796,994 | 3.8% | #1522 |
| 134 | Moorpark | 34 | D | D | C | $941,775 | 4.3% | #1525 |
| 135 | Pomona | 34 | D | D | B | $690,689 | 4.1% | #1526 |
| 136 | Carson | 34 | D | D | B | $796,912 | 4.4% | #1532 |
| 137 | Watsonville | 34 | D | D | B | $828,739 | 4.6% | #1536 |
| 138 | Seaside | 34 | D | D | C | $800,284 | 4.7% | #1538 |
| 139 | San Diego | 33 | F | C | C | $994,682 | 3.7% | #1555 |
| 140 | Azusa | 33 | D | D | C | $717,940 | 4.3% | #1556 |
| 141 | Santa Clarita | 33 | D | D | C | $799,577 | 4.2% | #1558 |
| 142 | Santa Ana | 33 | F | D | B | $869,263 | 3.8% | #1559 |
| 143 | Walnut Creek | 33 | F | C | B | $1,032,096 | 3.5% | #1565 |
| 144 | El Paso de Robles (Paso Robles) | 33 | D | D | C | $777,531 | 4.3% | #1577 |
| 145 | Norwalk | 33 | D | D | B | $763,397 | 4.3% | #1582 |
| 146 | Milpitas | 32 | F | C | B | $1,424,179 | 3.1% | #1586 |
| 147 | South Lake Tahoe | 32 | D | C | D | $667,953 | 4.5% | #1592 |
| 148 | Chico | 32 | D | D | C | $464,980 | 4.0% | #1593 |
| 149 | Davis | 32 | F | C | C | $840,166 | 3.9% | #1596 |
| 150 | Oakland | 32 | F | C | C | $717,798 | 4.5% | #1600 |
| 151 | Petaluma | 32 | D | D | B | $903,171 | 4.0% | #1610 |
| 152 | Cypress | 32 | F | D | B | $1,082,664 | 3.5% | #1613 |
| 153 | Lawndale | 31 | D | D | B | $786,284 | 4.2% | #1616 |
| 154 | Morgan Hill | 31 | F | C | C | $1,332,347 | 3.5% | #1617 |
| 155 | San Juan Capistrano | 31 | F | C | B | $1,350,010 | 3.4% | #1618 |
| 156 | Palm Springs | 31 | F | B | D | $617,269 | 4.0% | #1620 |
| 157 | Compton | 31 | F | D | C | $645,439 | 4.4% | #1629 |
| 158 | Baldwin Park | 31 | D | D | B | $722,278 | 4.6% | #1630 |
| 159 | La Mesa | 31 | F | C | B | $896,209 | 3.6% | #1633 |
| 160 | Seal Beach | 31 | D | D | C | $841,961 | 4.3% | #1634 |
| 161 | Cerritos | 31 | F | D | B | $1,095,591 | 3.8% | #1637 |
| 162 | Simi Valley | 31 | D | D | B | $841,774 | 3.9% | #1638 |
| 163 | Lake Forest | 30 | F | C | C | $1,187,225 | 3.4% | #1640 |
| 164 | La Puente | 30 | F | D | B | $724,717 | 3.9% | #1651 |
| 165 | Carlsbad | 30 | F | C | B | $1,361,646 | 3.2% | #1652 |
| 166 | Hayward | 30 | F | D | C | $831,558 | 3.8% | #1653 |
| 167 | San Buenaventura (Ventura) | 30 | F | D | C | $898,241 | 3.8% | #1655 |
| 168 | Buena Park | 30 | F | D | B | $942,568 | 3.4% | #1658 |
| 169 | Eureka | 30 | D | F | B | $412,974 | 4.4% | #1659 |
| 170 med | Santa Paula | 30 | F | C | C | $719,395 | 3.6% | #1661 |
| 171 | Camarillo | 30 | F | D | C | $922,464 | 3.8% | #1662 |
| 172 | Brea | 30 | F | C | B | $1,134,146 | 3.2% | #1664 |
| 173 | Atascadero | 29 | F | D | B | $787,600 | 3.7% | #1668 |
| 174 med | Norco | 29 | F | C | C | $925,367 | 3.1% | #1669 |
| 175 | San Ramon | 29 | F | C | B | $1,483,516 | 2.7% | #1676 |
| 176 | Rancho Santa Margarita | 29 | F | D | C | $1,017,195 | 3.4% | #1678 |
| 177 | Poway | 29 | F | C | B | $1,225,939 | 3.1% | #1681 |
| 178 | South San Francisco | 29 | F | D | C | $1,235,804 | 4.0% | #1683 |
| 179 | La Habra | 29 | F | D | B | $912,276 | 3.7% | #1685 |
| 180 | Newark | 29 | F | D | C | $1,202,648 | 3.6% | #1687 |
| 181 | Walnut | 28 | F | D | C | $1,188,533 | 3.6% | #1699 |
| 182 | Benicia | 28 | D | D | C | $784,805 | 3.8% | #1700 |
| 183 | La Mirada | 28 | D | F | B | $891,525 | 4.5% | #1703 |
| 184 | Covina | 27 | F | D | B | $804,931 | 3.6% | #1709 |
| 185 | Inglewood | 27 | F | D | C | $766,920 | 4.0% | #1710 |
| 186 | Bellflower | 27 | F | D | B | $805,101 | 3.5% | #1712 |
| 187 | Danville | 27 | F | D | B | $1,862,772 | 2.7% | #1713 |
| 188 | Pleasant Hill | 27 | F | D | C | $992,042 | 3.3% | #1714 |
| 189 | Orange | 27 | F | D | B | $1,136,729 | 3.3% | #1715 |
| 190 | Thousand Oaks | 27 | F | D | C | $1,047,273 | 3.8% | #1716 |
| 191 | Goleta | 27 | F | D | B | $1,364,943 | 3.4% | #1720 |
| 192 | Montebello | 26 | F | D | B | $825,165 | 3.7% | #1725 |
| 193 | Anaheim | 26 | F | D | C | $953,171 | 3.5% | #1726 |
| 194 | West Covina | 26 | F | D | C | $849,988 | 3.7% | #1728 |
| 195 | El Cajon | 26 | F | D | B | $812,181 | 3.4% | #1731 |
| 196 | Novato | 26 | D | F | B | $1,078,032 | 4.3% | #1733 |
| 197 | Lomita | 26 | F | D | B | $913,537 | 3.9% | #1734 |
| 198 | East Palo Alto | 26 | F | D | D | $1,016,727 | 4.3% | #1735 |
| 199 | San Luis Obispo | 26 | F | D | B | $1,097,597 | 3.2% | #1736 |
| 200 | Pacifica | 26 | F | D | B | $1,276,738 | 3.4% | #1737 |
| 201 | Claremont | 26 | F | D | C | $1,037,849 | 3.8% | #1739 |
| 202 | San Leandro | 26 | F | D | B | $805,034 | 3.7% | #1740 |
| 203 | Port Hueneme | 25 | D | F | D | $632,315 | 5.4% | #1741 |
| 204 | Livermore | 25 | F | D | B | $1,087,999 | 3.4% | #1742 |
| 205 | San Fernando | 25 | F | D | B | $752,797 | 3.5% | #1743 |
| 206 | Fullerton | 25 | F | D | C | $1,052,226 | 3.4% | #1745 |
| 207 | Diamond Bar | 25 | F | F | B | $1,027,046 | 3.8% | #1748 |
| 208 | Tustin | 25 | F | D | B | $1,169,038 | 3.3% | #1749 |
| 209 | Gardena | 25 | F | D | C | $792,958 | 3.6% | #1751 |
| 210 | La Verne | 25 | F | F | B | $951,602 | 3.5% | #1752 |
| 211 | Garden Grove | 25 | F | C | B | $1,015,470 | 3.3% | #1753 |
| 212 med | Bell Gardens | 24 | F | D | C | $699,237 | 3.8% | #1758 |
| 213 | Santa Clara | 24 | F | C | C | $1,680,833 | 2.8% | #1759 |
| 214 | Monrovia | 24 | F | D | B | $993,177 | 3.3% | #1760 |
| 215 | Yorba Linda | 24 | F | D | C | $1,407,941 | 3.5% | #1762 |
| 216 | Cudahy | 24 | F | F | B | $697,308 | 4.0% | #1763 |
| 217 | Irvine | 24 | F | C | C | $1,517,431 | 2.7% | #1765 |
| 218 | Placentia | 24 | F | D | B | $1,113,465 | 3.0% | #1766 |
| 219 | San Dimas | 24 | F | F | B | $922,772 | 3.5% | #1767 |
| 220 | South Gate | 24 | F | D | B | $702,198 | 3.5% | #1769 |
| 221 | Lynwood | 24 | F | D | B | $694,362 | 3.7% | #1770 |
| 222 | Pico Rivera | 24 | F | D | C | $753,964 | 3.5% | #1771 |
| 223 | Fremont | 23 | F | D | B | $1,471,931 | 2.7% | #1773 |
| 224 | Temple City | 23 | F | D | B | $1,092,483 | 3.5% | #1774 |
| 225 | Napa | 23 | F | F | C | $873,489 | 3.9% | #1775 |
| 226 | Dana Point | 23 | F | D | C | $1,754,054 | 3.0% | #1777 |
| 227 | Mission Viejo | 22 | F | D | C | $1,216,985 | 3.0% | #1780 |
| 228 | El Monte | 22 | F | D | C | $764,928 | 3.6% | #1782 |
| 229 | Rosemead | 22 | F | D | C | $909,395 | 3.6% | #1784 |
| 230 | San Jose | 22 | F | D | C | $1,391,204 | 3.0% | #1785 |
| 231 | Monterey Park | 22 | F | D | B | $926,209 | 3.4% | #1787 |
| 232 | Alhambra | 22 | F | D | C | $927,695 | 3.4% | #1788 |
| 233 | Westminster | 22 | F | D | B | $1,103,609 | 3.0% | #1789 |
| 234 | Laguna Niguel | 21 | F | D | C | $1,494,001 | 2.7% | #1790 |
| 235 | Foster City | 21 | F | D | B | $1,863,228 | 2.8% | #1792 |
| 236 | Glendora | 21 | F | F | C | $891,999 | 3.5% | #1793 |
| 237 | El Cerrito | 21 | F | D | B | $1,149,856 | 2.8% | #1794 |
| 238 | Los Angeles | 21 | F | D | C | $946,268 | 3.5% | #1796 |
| 239 | Long Beach | 21 | F | D | C | $860,012 | 3.4% | #1798 |
| 240 | San Francisco | 20 | F | D | C | $1,416,278 | 3.8% | #1799 |
| 241 | Mountain View | 20 | F | C | C | $1,962,774 | 2.7% | #1800 |
| 242 | Whittier | 20 | F | D | C | $826,386 | 3.4% | #1801 |
| 243 | Santa Cruz | 20 | F | D | B | $1,360,355 | 3.1% | #1802 |
| 244 | Alameda | 20 | F | D | C | $1,156,096 | 3.1% | #1803 |
| 245 | Encinitas | 20 | F | C | C | $1,932,178 | 2.7% | #1804 |
| 246 | Sunnyvale | 19 | F | C | B | $2,050,814 | 2.3% | #1806 |
| 247 | Union City | 19 | F | F | B | $1,223,080 | 2.9% | #1807 |
| 248 | Huntington Beach | 19 | F | D | B | $1,367,647 | 2.7% | #1808 |
| 249 | Torrance | 19 | F | D | B | $1,117,906 | 3.1% | #1809 |
| 250 | Calabasas | 19 | F | D | B | $1,720,048 | 2.7% | #1810 |
| 251 med | Bell | 19 | F | D | C | $695,526 | 3.3% | #1811 |
| 252 | Hawthorne | 19 | F | D | C | $881,878 | 2.9% | #1812 |
| 253 | San Bruno | 18 | F | D | C | $1,308,809 | 3.1% | #1814 |
| 254 | Huntington Park | 18 | F | D | C | $674,313 | 3.2% | #1815 |
| 255 | West Hollywood | 18 | F | D | D | $997,070 | 3.9% | #1816 |
| 256 | Monterey | 18 | F | D | C | $1,179,065 | 2.8% | #1817 |
| 257 | Pleasanton | 18 | F | F | C | $1,530,327 | 2.6% | #1818 |
| 258 | Maywood | 18 | F | D | B | $654,269 | 2.9% | #1819 |
| 259 | Lafayette | 17 | F | D | C | $1,941,109 | 2.3% | #1820 |
| 260 | Culver City | 17 | F | D | D | $1,287,430 | 3.3% | #1822 |
| 261 | Redondo Beach | 17 | F | D | C | $1,497,774 | 2.8% | #1823 |
| 262 | Costa Mesa | 17 | F | D | B | $1,424,322 | 2.6% | #1824 |
| 263 | Pasadena | 17 | F | D | C | $1,206,740 | 3.0% | #1826 |
| 264 | Downey | 17 | F | F | B | $885,146 | 3.2% | #1827 |
| 265 | Laguna Hills | 17 | F | D | C | $1,236,917 | 2.9% | #1828 |
| 266 | Santa Barbara | 17 | F | D | B | $1,848,325 | 2.5% | #1829 |
| 267 | San Clemente | 17 | F | D | B | $1,751,799 | 2.3% | #1830 |
| 268 | Daly City | 16 | F | D | C | $1,137,024 | 2.9% | #1833 |
| 269 med | La Cañada Flintridge | 16 | F | D | B | $2,000,001 | 1.7% | #1835 |
| 270 | Rancho Palos Verdes | 16 | F | D | D | $1,827,501 | 2.9% | #1837 |
| 271 | Fountain Valley | 16 | F | D | A | $1,397,460 | 2.4% | #1838 |
| 272 | Los Gatos | 15 | F | C | B | $2,628,349 | 1.9% | #1839 |
| 273 | San Mateo | 15 | F | D | C | $1,685,162 | 2.7% | #1840 |
| 274 | Redwood City | 15 | F | D | C | $1,893,533 | 2.6% | #1841 |
| 275 | San Gabriel | 15 | F | D | C | $1,112,802 | 3.0% | #1842 |
| 276 | Burbank | 15 | F | D | C | $1,191,810 | 2.8% | #1843 |
| 277 | Glendale | 14 | F | D | C | $1,197,708 | 2.8% | #1844 |
| 278 | San Carlos | 14 | F | D | C | $2,457,746 | 2.2% | #1845 |
| 279 | Belmont | 14 | F | D | B | $2,284,322 | 1.9% | #1846 |
| 280 | San Rafael | 14 | F | F | B | $1,332,023 | 2.8% | #1847 |
| 281 | Los Altos | 14 | F | D | A | $4,601,729 | 2.0% | #1848 |
| 282 | Arcadia | 14 | F | D | D | $1,395,544 | 3.0% | #1849 |
| 283 | Campbell | 13 | F | D | C | $1,881,250 | 2.2% | #1850 |
| 284 | Millbrae | 13 | F | D | C | $2,055,633 | 2.2% | #1851 |
| 285 | Manhattan Beach | 12 | F | D | D | $3,321,616 | 2.4% | #1852 |
| 286 | Cupertino | 11 | F | C | B | $3,008,438 | 1.7% | #1853 |
| 287 | Saratoga | 10 | F | D | B | $4,038,070 | 1.9% | #1854 |
| 288 | Burlingame | 9 | F | D | C | $2,817,833 | 1.7% | #1855 |
| 289 | Palo Alto | 9 | F | D | C | $3,599,324 | 1.5% | #1856 |
| 290 | Menlo Park | 9 | F | D | B | $2,890,071 | 1.8% | #1857 |
| 291 | Santa Monica | 8 | F | F | D | $1,685,560 | 2.5% | #1858 |
| 292 | South Pasadena | 8 | F | D | B | $1,707,701 | 1.8% | #1859 |
| 293 | Newport Beach | 8 | F | D | D | $3,724,083 | 1.4% | #1860 |
| 294 | Berkeley | 8 | F | D | C | $1,460,437 | 2.4% | #1861 |
| 295 | Laguna Beach | 8 | F | D | C | $3,056,376 | 2.0% | #1862 |
| 296 | Beverly Hills | 7 | F | D | C | $3,713,864 | 1.4% | #1863 |
Data as of: Zillow ZHVI/ZORI through the latest monthly release · Census ACS 5-yr 2019–2023 · Census PEP July 2024 · BLS LAUS county 2023 annual. Generated 2026-09-01. Methodology & limitations · underwrite any specific deal with the free calculators.
Limited-data cities in California
These 52 cities lack enough measured factors to rank, so they are excluded from the state grade; their pages show exactly what could be measured.
East Los AngelesArden-ArcadeCarmichaelCastro ValleyFlorence-GrahamSouth WhittierHacienda HeightsEl Dorado HillsFlorinAntelopeNorth HighlandsRowland HeightsVineyardFrench ValleyAltadenaFoothill FarmsLa PresaOrangevaleOildaleWestmontFallbrookSpring ValleyFair OaksOrcuttSan LorenzoEastern Goleta ValleyEast NilesTemescal ValleyNorth TustinWest Whittier-Los NietosMountain HouseBloomingtonBay PointLadera RanchEast San GabrielRosemontLindaRamonaAshlandWest Rancho DominguezRancho San DiegoWest Puente ValleyWinter GardensWest CarsonLakesideWillowbrookValindaGranite BayStevenson RanchRosamondEast HemetLennox
ZIP markets in California
1,803 Census ZIP Codes (ZCTAs) in California · 1,217 data-eligible for subscores. These are sub-city government areas ranked separately from the California city table. The overall Rental Investor ZIP Score leaderboard leads; the two component subscores (affordability, rental-market context) follow as independent percentiles. ZIP ranks are shown within the ZIP universe only, never mixed with, and not directly comparable to, city ranks. Vintage: the Key metric column is Census ACS 2020–2024 (5-year), a newer release than the ACS 2019–2023 figures the city table above uses; the same measure can legitimately disagree between the two.
Best overall ZIP Codes in California
Ranked by the overall Rental Investor ZIP Score. The # is each ZIP Code's canonical CA state rank; the smaller figure is its national rank. Separate from the California city table and not directly comparable to it.
| CA rank | ZIP Code | Overallgrade · national | Key metric |
|---|---|---|---|
| #1 | 92553Moreno Valley | A 72#227 nat | 5.3%Survey yield |
| #1 | 93638Madera Acres | A 72#227 nat | 5.2%Survey yield |
| #3 | 95678Roseville | A 71#351 nat | 4.4%Survey yield |
| #4 | 92555Moreno Valley | A 71#358 nat | 5.0%Survey yield |
| #5 | 92551Moreno Valley | A 71#388 nat | 5.4%Survey yield |
| #6 | 92571Perris | A 71#448 nat | 5.3%Survey yield |
| #7 | 95206Stockton | A 70#458 nat | 4.5%Survey yield |
| #8 | 92880Eastvale | A 70#491 nat | 3.9%Survey yield |
| #9 | 95376Tracy | A 70#551 nat | 4.2%Survey yield |
| #9 | 95377Tracy | A 70#551 nat | 4.4%Survey yield |
| #11 | 93274Tulare | A 70#565 nat | 5.1%Survey yield |
| #11 | 95901Loma Rica | A 70#565 nat | 4.0%Survey yield |
Top affordability ZIP Codes in California
State-scoped leaders on the affordability subscore only (national rank shown is within that subscore’s data-eligible universe). Substantially an inverse housing-cost signal: a component of the overall score, not a predicted return.
| # | ZIP Code | Affordability | Key metric |
|---|---|---|---|
| 1 | 92283Winterhaven | 90#344 nat | 8.6%Survey yield |
| 2 | 93501Mojave | 86#671 nat | 7.6%Survey yield |
| 3 | 93523North Edwards | 86#681 nat | 13.8%Survey yield |
| 4 | 96113Patton Village | 85#766 nat | 18.0%Survey yield |
| 5 | 92548Homeland | 82#1,013 nat | 7.0%Survey yield |
| 6 | 93239Avenal | 81#1,165 nat | 9.4%Survey yield |
| 7 | 95458Lucerne | 80#1,317 nat | 6.8%Survey yield |
| 8 | 92242Big River | 79#1,372 nat | 7.9%Survey yield |
| 9 | 95548Klamath | 79#1,389 nat | 7.0%Survey yield |
| 10 | 93615Cutler | 78#1,563 nat | 6.2%Survey yield |
| 11 | 94089Sunnyvale | 78#1,628 nat | 9.8%Survey yield |
| 12 | 93650Fresno | 76#1,881 nat | 5.4%Survey yield |
Deepest rental-market ZIP Codes in California
State-scoped leaders on the rental-market-context subscore only (national rank shown is within that subscore’s data-eligible universe). Rental depth/tightness: a separate component, never combined here with affordability.
| # | ZIP Code | Rental market | Key metric |
|---|---|---|---|
| 1 | 90058Vernon | 86#1 nat | 2.8%Survey yield |
| 2 | 92401San Bernardino | 86#1 nat | 3.7%Survey yield |
| 3 | 93239Avenal | 86#1 nat | 9.4%Survey yield |
| 4 | 93234Huron | 85#7 nat | 5.0%Survey yield |
| 5 | 93272Tipton | 85#7 nat | 6.5%Survey yield |
| 6 | 90201Bell Gardens | 85#13 nat | 3.5%Survey yield |
| 7 | 92655Midway City | 85#13 nat | 2.5%Survey yield |
| 8 | 93650Fresno | 85#13 nat | 5.4%Survey yield |
| 9 | 91934Jacumba | 85#17 nat | 7.3%Survey yield |
| 10 | 91020La Crescenta-Montrose | 85#18 nat | 3.1%Survey yield |
| 11 | 92590Temecula | 84#22 nat | 1.1%Survey yield |
| 12 | 90270Maywood | 84#28 nat | 2.9%Survey yield |